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INSP","status":"FAILED"},{"caseNumber":"715629","date":"2020-01-27","type":"HCEU INSP","status":"FAILED"},{"caseNumber":"715629","date":"2020-03-04","type":"HCEU INSP","status":"CLOSED"},{"caseNumber":"715629","date":"2020-07-02","type":null,"status":"FAILED"},{"caseNumber":"715629","date":"2021-01-04","type":null,"status":"FAILED"},{"caseNumber":"620767","date":"2021-08-03","type":null,"status":"FAILED"},{"caseNumber":"620767","date":"2022-04-16","type":null,"status":"FAILED"},{"caseNumber":"620767","date":"2022-05-21","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047818","date":"2022-05-23","type":null,"status":"FAILED"},{"caseNumber":"620767","date":"2023-01-31","type":null,"status":"PASSED"},{"caseNumber":"707670","date":"2023-05-22","type":null,"status":"PASSED"},{"caseNumber":"715629","date":"2023-05-22","type":null,"status":"PASSED"},{"caseNumber":"CF-2022-047818","date":"2024-02-14","type":null,"status":"FAILED"},{"caseNumber":"CF-2022-047818","date":"2024-02-22","type":null,"status":"PASSED"}],"inspYears":[{"y":2018,"fails":2,"passes":0},{"y":2019,"fails":3,"passes":0},{"y":2020,"fails":2,"passes":0},{"y":2021,"fails":2,"passes":0},{"y":2022,"fails":3,"passes":0},{"y":2023,"fails":0,"passes":3},{"y":2024,"fails":1,"passes":1}],"taxOwed":0.01,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":true,"totalDue":0.01,"principalDue":0,"penaltyDue":0,"interestDue":0,"otherChargesDue":0.01,"yearsOwed":1,"oldestYearOwed":2021,"mostRecentYearOwed":2021,"mostRecentPaymentDate":null,"assessmentYear":2022,"totalAssessment":13400,"taxableAssessment":13400,"exemptAbatementAssessment":0,"homesteadValue":0,"netTaxAfterHomestead":187.57,"actionableAtSnapshot":true,"paymentAgreementAtSnapshot":false,"bankruptcyAtSnapshot":false,"assessmentUnderAppealAtSnapshot":false,"yearMonth":"202206"},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":40.00119494060021,"lng":-75.17217780081444,"geom":{"type":"Polygon","coordinates":[[[-75.172092869,40.001203595],[-75.172101357,40.001164953],[-75.17226289,40.00118615],[-75.172254285,40.001225096],[-75.172092869,40.001203595]]]},"liDistrict":"NORTH","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19132","beds":3,"baths":1,"stories":1,"lotArea":648,"zoning":"RSA5","grade":"C-","basement":"D","heater":"B","centralAir":false,"extCond":"2","intCond":"2","garage":null,"homestead":false,"mail":"307 GREYHORSE RD, WILLOW GROVE PA, 19090","mailOut":true,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":2,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":33100,"taxable":33100,"land":2721,"improvement":30379,"taxableLand":2721,"taxableImprovement":30379,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":33100,"taxable":33100,"land":4965,"improvement":28135,"taxableLand":4965,"taxableImprovement":28135,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":33100,"taxable":33100,"land":4965,"improvement":28135,"taxableLand":4965,"taxableImprovement":28135,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":40300,"taxable":40300,"land":6045,"improvement":34255,"taxableLand":6045,"taxableImprovement":34255,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":13400,"taxable":13400,"land":4020,"improvement":9380,"taxableLand":4020,"taxableImprovement":9380,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":13400,"taxable":13400,"land":4020,"improvement":9380,"taxableLand":4020,"taxableImprovement":9380,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":13400,"taxable":13400,"land":4020,"improvement":9380,"taxableLand":4020,"taxableImprovement":9380,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":26300,"taxable":26300,"land":5260,"improvement":21040,"taxableLand":5260,"taxableImprovement":21040,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":26300,"taxable":26300,"land":5260,"improvement":21040,"taxableLand":5260,"taxableImprovement":21040,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":35700,"taxable":35700,"land":7140,"improvement":28560,"taxableLand":7140,"taxableImprovement":28560,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":35700,"taxable":35700,"land":7140,"improvement":28560,"taxableLand":7140,"taxableImprovement":28560,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":118600,"taxable":118600,"land":23720,"improvement":94880,"taxableLand":23720,"taxableImprovement":94880,"exemptLand":0,"exemptImprovement":0}],"taxNow":500,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"957793","date":"2019-03-15","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2023-01-31","scope":"MAKE SAFE PERMIT- For sistering of 6 floor joist wit like in kind, 3/4\" bolts stagered every 2 feet and replacement of 3 roof rafters with like in kind to resolve case 675116. Abutting sidewalk must be closed with fencing a minimum of 6' in height. Separate Streets Department permit required for sidewalk closure. A separate permit is required for any additional alterations that are not specifically addressed on case 675116."},{"number":"RP-2023-002848","date":"2023-05-02","work":"Addition and/or Alteration","type":"Residential Building","description":"Residential Building Permit","status":"Completed","completedDate":"2024-03-18","scope":"Interior renovation only of an existing structure, detail as shown on plan."},{"number":"EP-2023-002619","date":"2023-05-09","work":"Addition and/or Alteration","type":"Electrical","description":"Electrical Permit","status":"Completed","completedDate":"2024-02-12","scope":"rewire single-family home to code with hard-wired smoke detectors to existing 200 amp service as per 2017 nec"},{"number":"MP-2023-002275","date":"2023-05-23","work":"Addition and/or Alterations","type":"Mechanical","description":"Mechanical / Fuel Gas Permit","status":"Completed","completedDate":"2024-03-18","scope":"EZ PERMIT DUCTWORK & WARM-AIR APPLIANCES - For the installation of New Ductwork, Registers/Grilles/Diffusers, and Warm-Air Appliances as per attached standards. Deviations from these standards require submission of construction and site plans. Installing new ductwork and air handling equipment less than 2000 cfm. Maximum of 1.5 ton appliance needed. All electric unit. Install programmable thermostat. Building Permit # RP-2023-002848"},{"number":"PP-2023-008250","date":"2023-06-15","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2024-03-18","scope":"Inspect existing plumbing, update any plumbing not to Philadelphia Plumbing code. New piping in building is PVC and PEX. Basement: (1) Water Heater, (1) W.C. (1) LAV (1) Shower 1st floor: (1) Kitchen sink (1) Laundry 2nd Floor: (1) Bath tub, (1) Water closet, (1) LAV"}],"storyTag":"Improved","storyDelta":0,"timeline":[{"y":2019,"k":"permit","w":"Addition and/or Alteration"},{"y":2019,"k":"viol","w":"6 L&I violations"},{"y":2021,"k":"insp","w":"Inspection failed ×2"},{"y":2022,"k":"sale","p":1000},{"y":2022,"k":"viol","w":"4 L&I violations"},{"y":2022,"k":"insp","w":"Inspection failed ×3"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alteration"},{"y":2023,"k":"permit","w":"Addition and/or Alterations"},{"y":2023,"k":"permit","w":"Alterations"},{"y":2023,"k":"insp","w":"Inspection passed ×3"},{"y":2024,"k":"insp","w":"L&I: 1 failed, 1 passed"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"record-pressure","level":"elevated","title":"Records to verify together","summary":"More than one separately dated public record deserves a current-status check.","evidence":["$0 appeared in the City's June 2022 delinquency snapshot","failed L&I inspection activity in 2021, 2022"],"caveat":"A screening signal, not a foreclosure prediction. Tax entries are historical and must be verified with Philadelphia Revenue."},{"kind":"post-purchase-work","level":"elevated","title":"Post-purchase work pattern","summary":"A recorded purchase followed by 4 permit events matches the early part of a renovate-and-resell sequence.","evidence":["purchase recorded in 2022","permit activity in 2023"],"caveat":"This does not show that the property is listed or that a sale is planned."},{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 232% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $35,700 to $118,600","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"violations","level":"attention","title":"An unsafe-building history still deserves the repair file","finding":"The fetched record shows 0 open and 12 historical violations across 5 cases.","why":"The aggregate currently shows zero open violations, so a historical unsafe/imminently-dangerous row is not a current hazard finding. The repair or demolition permit, final inspection, and case closure are the evidence that resolves the former designation.","action":"Review the Make Safe/repair permit, final inspection, and case closure.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/violation-and-order-types/"},{"id":"dated-tax-balance","level":"attention","title":"A dated tax balance needs a current payoff","finding":"$0.01 was recorded in the City’s 2022-06 delinquency snapshot for 2021.","why":"That is historical evidence, not today’s amount due. A current exemption, payment, credit, or assistance agreement can coexist with an older snapshot row.","action":"Check period balances and request a dated Property Payoff statement for settlement.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"id":"investigations","level":"verify","title":"Failed inspections are dated events—not the current condition","finding":"13 failed, 4 passed, and 2 CLOSED investigation outcomes are in the fetched history; the latest dated visit was PASSED on Feb 22, 2024.","why":"A PASSED or FAILED value applies to that inspection visit. CLOSED is a separate source status; none of the three alone proves the parent permit or violation case closed—or describes today’s condition.","action":"Open the parent case/permit for each material failure and confirm its later disposition.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"},{"title":"Seller-specific tax relief is not the buyer’s bill","body":"LOOP and low-income or senior Real Estate Tax freezes depend on the qualifying owner and continued program eligibility; a buyer cannot assume the seller’s capped or frozen bill continues. A separately verified property abatement often remains with the property for its remaining term, but program-specific new-owner filing, use, and tax-compliance conditions still must be confirmed—not inferred from the reduced assessment alone.","action":"Have Revenue or OPA identify every current benefit, model the buyer’s bill without seller-specific relief, and confirm any verified abatement in writing.","url":"https://www.phila.gov/services/payments-assistance-taxes/payment-plans-and-assistance-programs/income-based-programs-for-residents/apply-for-the-longtime-owner-occupants-program-loop/","secondaryUrl":"https://www.phila.gov/services/payments-assistance-taxes/taxes/property-and-real-estate-taxes/get-real-estate-tax-relief/tax-freeze/"},{"title":"Seller disclosure and independent inspections","body":"For a covered Pennsylvania residential transfer, obtain the statutory seller disclosure. It reports the seller’s knowledge; it is not a warranty, title search, code review, or substitute for inspections. Because OPA dates this building before 1978, separately obtain the required federal/City lead disclosures and any test results.","action":"Have the agreement and disclosure reviewed for this transaction’s coverage and exceptions.","url":"https://www.pa.gov/agencies/dos/department-and-offices/bpoa/boards-commissions/real-estate-commission"}]}